HomeMy WebLinkAbout05-13-91 PZMThe Planning Commission is an advisory body to the City
Council. One of the Commission's functions is to hold public hearings
and make recommendations to the City Council. The City Council makes
all final decisions on these matters.
Lake Elmo Ordinances require that certain documents and
information be included in applications. The Planning Commission may
postpone consideration of an application that is incomplete and may
for other reasons postpone final action on an application.
For each item, the Commission will receive reports prepared by
the City Staff, open the hearing to the public, and discuss and act on
the application. If you are aware of information that hasn't been
discussed, please fill out a "Request to Appear Before the Planning
Commission" slip; or if you came late, raise your hand to be
recognized. Comments that are pertinent are appreciated.
AGENDA
LAKE ELMO PLANNING COMMISSION
MAY 13, 1991
6:30 p.m. STREET PLAN SUBCOMMITTEE:
Mike Black, Wyn John, Steve DeLapp, Jim Mcleod
7:30 p.m. REGULAR MEETING CONVENES
1. REGULAR MEETING CONVENES - AGENDA
2. Acknowledgement of resignation of Debra Wilfong
and introduction of newly appointed member,
Bruce Weeks.
3. MINUTES: April 22, 1991
4. CONTINUATION OF MINIMUM DISTRICT REQUIREMENTS
FOR SINGLE FAMILY RESIDENTIAL UNITS
5. PUBLIC HEARING: Rezoning from Rural Residential
to R1: Clifford Adkins Property.
6. FINAL PLAT: ARABIAN HILLS
7. CONCEPT: AMENDMENT TO CONDITIONAL USE PERMIT:
LINDER GREENHOUSE
8. REQUEST FOR AMENDMENT TO SIGN ORDINANCE
9. JOINT MEETING WITH CITY COUNCIL/PLANNING COMMISSION
AND CITY ATTORNEY
10. MAY 27TH MEETING
11. OTHER
12. ADJOURN
Date Approved: 5-13-91
Date Issued: 6-10-91
LAKE ELMO PLANNING COMMISSION MINUTES
APRIL 22, 1991
Chairman John called the Planning Commission meeting to order at 7:35
p.m. in the City Council Chambers. Present: John, Conlin, Thomas,
Enes, Stevens, Bucheck, Mcleod, City Planner Black, Administrator
Kueffner. Absent: Wilfong, DeLapp, Schubert, Johnston.
1. AGENDA
Add - 8. Other - a. VBWD Survey, b. Ca11 a Public Hearing for Adkins
property rezone, c. Discuss Parks Commission recommendation for Fox
Fire Manor, d. Cancel May 27th PZ meeting.
M/S/P Stevens/Bucheck - approve the Agenda as amended. (Motion
carried 7-0).
2. MINUTES: April 8, 1991
M/S/P Conlin/Enes - to approve the April 8, 1991 Planning Commission
Minutes as amended. (Motion carried 7-0).
3. PUBLIC HEARING: Request to Rezone 36 acres from RR to Ag.
Applicant: Neil & Deb Krueger, 4452 Lake Elmo Ave. N.
Chairman John opened the public hearing at 7:45 p.m. Notice of the
public hearing was published in the St. Croix Valley Press, the City's
legal newspaper, on April 10, 1991, and all property owners within 350
feet were notified.
Neil Krueger, 4452 Lake Elmo Avenue N., stated his request is to
rezone the property to Agricultural in order to have an open sales lot
for Christmas Trees, which is allowable in the Agricultural zoning
district. Mr. Krueger stated he has approximately 15 acres of trees
right now that will be ready for cutting this year, and plans either a
"cutyour own" lot or a pre-cut tree lot. Also, Mr. Krueger plans to
remodel an existing 180 sq.ft. structure to be used as an office and
small gift shop, which is also allowable under the Ag. zone. The
office would be open year round, two days a week.
Chairman John closed the public hearing at 7:47 p.m.
The Commission asked if it is the intention of the Krueger's to rezone
to RR after the Christmas trees are harvested? Mr. Krueger stated
they do not have that intention at this time. The Commission
clarified the Krueger's will need to ask for a C.U.P. Mr. Krueger
stated he is aware of this.
M/S/P Bucheck/Enes - to recommend granting the request of Neil & Deb
Krueger to rezone 36 acres from RR to Ag due to the land use conforms
to the future land use designation in the Comprehensive Plan, and the
soil map does indicate the property is agriculturally suitable.
(Motion carried 7-0).
Lake Elmo Planning Commission Minutes April 22, 1991 Page 2
4. PUBLIC HEARING: John M. Day Farm Addition Preliminary Plat
Chairman John opened the public hearing at 7:52 p.m. Notice of the
public hearing was published in the St. Croix Valley Press on April
10, 1991, and all property owners within 350 feet were notified.
Margaret Juhl, daughter of John M. Day, made the application for this
subdivision as the representative of the estate of John M. Day. The
subdivision proposal is for 80 acres, legally described in part as
that West 1/2 of NW 1/4, Section 12, Township 29N, Range 21W,
Washington County, to be divided into 8 lots, 10 acres each. The
property is presently zoned RR.
Barry Stack, surveyor for the Day's, presented the Preliminary Plat
and stated the soils have been perc tested and the tests were
excellent. Mr. Stack presented a storm water management plan prepared
by a professional engineer. The City and County right-of-way's are
dedicated on the preliminary plat. Mr. Stack stated minimum basement
floor elevations have been figured and will be on the final plat for
the property owners to be made aware of. Lot 4 has the existing
dwelling on it, the other 7 lots are vacant. Mr. Stack stated each
lot has at least 2 plus acres of developable land, free of any
easements, but no preliminary placement of houses has been considered.
Mr. Stack is waiting for the VBWD report on the plat. No variances
will be required for this plat.
Margaret Juhl stated the land holds considerable sentiment to the
family members.
Gabriel Madrinich, 11240 50th Street, requested that who ever builds
on lot 1 to please consider placement of the house to be set back far
from 50th Street due to the Madrinich's house is so close to the
street already, and to just consider .hair view The_Cemmigqinn
suggested Mr. Madrinich discuss this with the property owner.
Neil Krueger, 4452 Lake Elmo Ave., asked Mr. Stack where the driveways
would be. Mr. Stack stated there would probably be one driveway per
house onto County Road 17, but the County may make another
recommendation.
George Krueger, 11491 50th Street, stated the Day's have been good
neighbors and he is speaking in favor of this plat.
Chairman John closed the public hearing at 8:05 p.m.
Commissioner Bucheck stated the Parks Commission, at their April 15th
meeting, recommended to accept a fee in lieu of park land, and the
fee is 7% of the fair market value of the land. Mr. Stack stated he
was not aware of this recommendation. City Planner Black asked Mr.
Stack if the applicants intend to consturct the drainage ditches right
away? Mr. Stack stated the Council could ask for a'bond to be posted
or could ask for construction at time of plat approval, but he feels
the drainage ditches will be constructed right away, and this would be
part of the VBWD permit.
Lake Elmo Planning Commission Minutes April 22, 1991 Page 3
M/S/P Conlin/Thomas - recommend approval of this preliminary plat,
subject to the five recommendations on Mike Black's memorandum, dated
April 15, 1991, and subject to the two points on Tom Prew's report,
dated April 18, 1991, and the park dedication fee be satisfied.
Findings of fact are: (1) the proposed lots meet the minimum
requirement for the zone, (2) the proposal is consistent with
development in the area, (3) the applicant has provided soil borings
and perc tests, (4) the plat is consistent with the Future Land Use
Map, (4) the neighbors appear to favor the plat. (Motion carried
6-0-1, abstain: Enes - is an abutting property owner).
5. PUBLIC HEARING: Amendment to Zoning Districts
Sections 301.070D-1 thru D-4, & Section 301.070D-13
Chairman John opened the public hearing at 8:25 p.m. Notice of the
public hearing was published in the St. Croix Valley Press on April
10, 1991. The amendment states: (1) all dwelling units must be at
least 20 feet wide through the main living area of the structure, (2)
the finished living area of the structure must be at least 860 square
feet (excluding the basement), (3) the structure must have continuous
frost footings (which are not required for porches, decks and other
appendages as long as proper post type footings have been constructed
per existing building codes), (4) the pitch of the main roof shall be
not less than 4 feet of rise for each 12 feet of horizontal run. The
amendment has been reviewed by the City Attorney and the City Planner.
A resident asked if this would affect Cimarron Park. City Planner
Black stated it would not. Cimarron Park is zoned R3. Another
resident stated this would not allow a manufactured home to be moved
to a property outside of the Cimarron Park. Mr. Black stated the
intent of this amendment is to set standards for single family homes
outside the R3 district, and certain minimum standards will be
required.
Chairman John closed the public hearing at 8:30 p.m.
Commissioner Mcleod stated this amendment is in violation of the
Uniform Building Code (UBC), and suggested the 4-12 pitch be changed
to 3-12 pitch. Commissioner Mcleod stated he believes Wright County
may have just lost a lawsuit on this type of ordinance, and that this
amendment discriminates against mobile and modular homes.
Commissioner Enes stated some Shingle Manufacturer's will not warranty
shingles on a 3-12 pitch. City Planner Black stated the 4-12 pitch
was recommended by an engineer from his office, and the idea is to set
standards not discriminate. Commissioner Thomas stated he has many
questions he would like the City Building Official to address.
Commissioner Bucheck would like more information on the Wright County
Lawsuit from the City Attorney.
M/S/P Bucheck/Stevens - to table this amendment until the next
Planning Commission meeting, May 13, and request the following: (1)
the City Building Official, Jim McNamara, be present, (2) City Planner
Black's office engineer give his reason for the 4-12 pitch, (3)
information on the Wright County Lawsuit. (Motion carried 7-0).
Lake Elmo Planning Commission Minutes April 22, 1991 Page 4
6. REQUEST TO CHANGE THE NAME OF 3RD STREET PLACE.
Marcus & Rebecca Gernes have requested the street name in the
development "The Forest" be changed from 3rd Street Place N. to Forest
Lane or Forest Place. The street is 3rd Street Place N., off of
County Road 17, a 1/4 mile up from I-94.
Marcus Gernes, 10950 3rd Street P1., stated he did not realize what
the name of their street was until after he bought his lot and started
building. Mr. Gernes stated he is embarrassed to tell his friends
what street he lives on, and would prefer the street name be more
associated with the neighborhood, instead of a generic name. Mr.
Gernes stated the two other neighbors living in the neighborhood
agreed to a name change, and that Mr. Engstrom, the developer, also
agreed, but none of these people could be present. Mr. Gernes stated
currently there are a number of streets in the City that do not meet
the uniform name and numbering system, i.e. Jane Ct. N., Jane Rd. N.,
Windbreak Tr., Lake Jane Tr., and feels that one more isn't going to
hurt especially in a neighborhood like "The Forest", people in Lake
Elmo are going to know "The Forest". Mrs. Gernes stated it seems the
uniform name and numbering system is for emergency vehicles, but it is
the emergency personnel's job to know where the streets are. Mr.
Gernes feels this is a dead end street and 3rd street will never be
continued through the City.
Commissioner Thomas stated the uniform name and numbering system is
designed for emergency vehicle situations and it works, it is
frustrating in an emergency situation to deal with a name instead of a
number, emergency staff should not have to spend valuable time
figuring out names of streets, it should be logical. Mrs. Gernes
asked how Woodbury police feel about their street names? The
Commission stated Lake Elmo does not have its own police force, it is
covered by Washington County deputies. Commissioner Bucheck stated
the system is for the safety, health and welfare of the people.
Chairman John stated he feels the northwest corner of the City is not
consistent with the uniform system, and has set a precedence, and the
absense of a ghost street plan makes it difficult to plan street
names. Commissioner Thomas stated just because the northwest corner
of the City appears to be inconsistent with the current system does
not justify expanding the problem in other areas, if everyone were to
request a name change to their liking it would at some point become a
problem. Commissioner Conlin stated would like to have input from our
Fire Department, Deputies and the County.
M/S/P Stevens/Mcleod - to recommend changing the name of "3rd Street
Place" to"Forest Lane". (Motion carried 4-3, against: Thomas, Conlin,
Bucheck).
Lake Elmo Planning Commission Minutes April 22, 1991 Page 5
7. STREET PLAN
A subcommittee has been appointed to work with City Planner Mike Black
to form a future street plan for the city. The subcommittee consists
of Wyn John, Rita Conlin, Jim Mcleod and Steve DeLapp. Mike Black
will begin building the plan map and the subcommittee will assist and
review. The plan then will be presented to the Commission as a whole
to review. This street plan will be used as a general guide. The
first subcommittee meeting will be held Monday at 6:30 p.m. on May 13
(an hour before the regular Planning Commission meeting).
8. OTHER
A. M/S/P Enes/Thomas - to call a public hearing to rezone the
Clifford Adkins property to R1, for May 13, 1991 at 7:30 p.m. (Motion
carried 7-0).
B. Commissioner Bucheck stated Valley Branch Watershed District
would still like people to fill out the survey mailed to them in early
March and turn it into them, please. VBWD needs the feedback.
C. Commissioner Conlin asked what the Parks Commission
recommendation was on Fox Fire Manor. The Parks Commission
recommendation on Fox Fire Manor was to request 5.6 continuous acres
in Rolling Hills, the acreage requested is the west portion abutting
Fox Fire Manor and Steve Korhel's property.
D. The Planning Commission will decide at its next meeting, May
13, whether or not to cancel its May 27th meeting which is the
Memorial Day holiday.
M/S/P Thomas/Conlin - to adjourn the meeting at 9:20 p.m. (Motion
carried 7-0).
REQUEST FOR PLANNING COMMISSION REVIEW
Meeting Date:
May 13, 1991
AGENDA TOPIC: Acknowledgement of resignation of
Debra Wil,fgtig, apnointment of Bruce Weeks
to Second AA
ITEM 2
NO.
Attached is a letter of resignation from Debra Wilfong. The Council
accepted this letter at its May 7th meeting.
Our code states that Jim Mcleod, as First Alternate, shall move up to
serve out Debra's term (which expires December 31, 1991) and Karin
Schubert shall move up to the First Alternate position.
The Council then proceeded to appoint Bruce Weeks as Second Alternate.
Ihave attached a letter to Debra thanking her for her service. Kathy
will have the original, which you may all want to sign.
(
APR 2 3 1991
22 April 1991
Debra L. Wilfong
2229 Legion Ave. N.
Lake Elmo, MN 55042
Lake Elmo City Council
3800 Laverne Av. N.
Lake. Elmo, MN 55042
Honorable Mayor and Councilmen:
I've enjoyed serving Lake Elmo by participating on the Lake
Elmo Planning Commission. It has been a provocative and
rewarding experience. Unfortunately, I find that due to my work,
business travel and my appointment as an associate editor to a
technical journal that I am not able to dedicate myself as fully
as is needed for a commissioner. Thus, I regretfully submit my
resignation. Perhaps we can work together in some capacity in
the future.
With best regards,
A,4
Debra L. Wilfong, Ph.D.
cc: Lake Elmo Planning Commission
CITY OF
LAKE
ELMO
City of Lake Elmo
May 9, 1991
Debra Wilfong
2229 Legion Avenue N.
Lake Elmo, MN 55042
Dear Debra:
777-5510
3800 Laverne Avenue North / Lake Elmo, Minnesota 55042
It is with deep regret that we acknowledge your resignation from the
Lake Elmo Planning Commission.
We all understand that your work and other commitments prevent you
from sitting on the Commission, but we want you to know that we
appreciate the time you have given in helping Lake Elmo maintain the
quality of life that is so envious of others.
We would welcome the opportunity to work with you again, if and when
your schedule permits.
Thanks again, Deb, for the contribution you have made to the Planning
Commission and the City of Lake Elmo.
Sincerely,
Wyn John,
Planning Commission Chairman
Mary Kueffner
City Administrator
REQUEST FOR PLANNING COMMISSION REVIEW
Meeting Date: May 13, 1991
AGENDA TOPIC: Continuation of minimum district
requirements for single family res. units.
ITEM
NO. 4.
The attached amendment to our zoning districts has been a concern to
the City and is not discriminating against any one type of
construction, person, race or beliefs. This has been brought about
only to insure uniformity of construction within the residential
zoning districts. This amendment does not affect our R3 (Cimarron
Park) district.
Many cities have minimum district requirements to help insure district
uniformity -- which is one of the functions of a city's policy making
board.
I will be at the meeting to answer any questions you may have.
- Jim McNamara
REQUEST FOR PLANNING COMMISSION REVIEW
Meeting Date: April 22, 1991
A'..NDA TOPIC: PUBLIC HEARING: Amendment to Zoning ITEM
Districts, Sections 301.070D1 thru D-4,
and Section 301.070D-13. of the Laze Limo
Municipal Code: aim McNamara, Building Official
NO.
The staff and City Council decided the enclosed amendment to our
zoning ordinance is necessary to help insure Quality of properties in
our residential zoning district. The amendment. concerns the main
living structure in all residential zones. It does not discriminate
against any specific type of construction.
The amendment has been reviewed by our City attorney, Jerry Filia and
our Planner, Mike Black.
NOTICE OF PUBLIC HEAPING
The Lake Elmo Planning Commission will hold a public hearing on
Monday, April 22, 1991 at 7:30 p.m. at City Hall, 3R00 Laverne Avenue
N., Lake Elmo, MN to consider the adoption of an ordinance amending
ZONING DISTRICTS , Sections 301.070D-1, 301.070D-2, 301.070D-3,
301.070D-4, 301.0700-13 of the Lake Elmo Municipal Code to include the
following:
1. All dwelling units must be at least twenty (20) feet
wide through the main living area of the structure.
2. The finished living area of the structure (excluding
the basement) must be at least 860 square feet.
3. The structure must have continuous frost footings.
Continuous frost footings are not required for
porches, decks and other appendages so long as proper
post type footings per existing building codes are
constructed.
4. The pitch of the main roof shall be not less than
4 feet of rise for each 12 feet of horizontal run.
All interested persons will be given the opportunity to be heard at
this public hearing.
Mary Kueffner
City Administrator
Published in the St. Croix Valley Press, April 10, 1991
CITY OF LAKE ELMO
NOTICE OF PUBLIC HEARING
The Lake Elmo Planning Commission will
• hold a public hearing on Monday,April22,1991 at
7:30 p.m. at City Hall, 3800 Laverne Avenue N.,
+' Lake Elmo, MN to consider the adoption of an
ordinance amending ZONING DISTRICTS, Sec-
dons 301.0700.1, 301.0700-2, 301.070D-3,1
301.0700.4, 301.0700-13 of the Lake Elmo Mu.
nldpal Code to Include the following:
1, All dwelling units must be at least twenty
(20) feet wide through the main living area of the
structure. •
2. The finished Irving area of the structure
(excluding the basement) must be at least 860 ,
square feet
3. The structure must have continuous frost i
roofings.Continuous frostfoodngsare notrequired
for porches, decks and other appendages so long 1
as proper post type roofings per existing building
codes are constructed.
4.The pitch of the main roof shall be notfess
than 4 feetof rise for each 12leetof horizontal run.
• All Interested persons will be given the op-
portunity to be heard at this public hearing. It
-"CA, Mary Kueffner
CIO/ Administrator
Published. In the St. Croix Valley Press April 10,
. 1991
REQUEST FOR PLANNING COI2IISSION REVIEW
Meeting Date:
AGENDA TOPIC: PUBLIC HEARING: Rezoning from Rural
Residential (RR) to R1: Clifford Adkins.
Property.
May 13, 1991
ZTE: t
NO. 5.
This is a public hearing, called by the City Council to rezone the
Clifford Adkins property to R1 from Rural Residential.
As you recall, the Planning Commission held a public hearing to
consider amending the Comp. Plan to show the future land use of this
property as RED rather than SRD. Your recommendation to the City
Council, on a 4-3-1 vote, was to keep the future land use as SRD,
which would allow this property to be developed at R1 density.
The Council majority concurred with your recommendation, and upon the
advice of our City Attorney, called this public hearing so the
property could be rezoned to R1, and thus would conform to the Future
Land Use Map in the Comp. Plan.
The notice of the public hearing along with those property 'owners
notified is attached.
Section 301.060 E.(page 301-25) of your code addresses zoning district
amendments.
Findings of Fact:
1. The Lake Elmo City Council initiated this zoning code amendments.
2. The proposed zoning code amendment conforms to the 1990
Comprehensive Plan.
3. The Soil type description, as shown in the Washington County
Soil Survey are 155D , 49B , 302C & 155B , are attached.
A very preliminary review of these soils indicate that most of
this land is suitable for development.
(over)
4. The property owner would have to prove that the land is suitable
for development, and meet all the conditions set for in the Lake
Elmo platting ordinance, and must receive approval from the VBWD.
5. A map has been provided that shows the general location of the
proposed use within the community.
6. A map showing all principal land use within 350 feet of the
parcel under consideration has been provided.
7. The property owner has provided a legal description of the
property, and staff has verified ownership.
8. The property owner has provided a list showing the names and
mailing addresses of recorded owners within 350 feet of the
property.
Based on these findings of fact, it is recommended that the Planning
Commission recommended approval of the rezoning noting that applicant
must meet all provisions of the City code, watershed district or any
other reviewing body, relating to platting this property.
NOTICE OF PUBLIC HEAPING
The Lake Elmo Planning Commission will hold a public hearing
On Monday, t4ay 13, 1991 at 7:30 p.m. at City Hall, 3800 Laverne
Avenue N., Lake Elmo, Minnesota to consider rezoning parcel owned
by Clifford and Marian Adkins from Rural Residential (RR) to One
Family Residential (R-1), legally described in part, as
Part of Government Lot 3 and 4, Part of the SE 1/4
.of the SW 1/4, Section 24, R29, R21.
This parcel consists of approximately 12 acres and is commonly
known as 2227 Lake Elmo Avenue N.
All persons who wish to be heard regarding thisproposed
rezoning will be given the opportunity at this public hearing.
Written comments are welcomed and will be accepted until the
closing of the public hearing.
By Order of the Lake Elmo City Council
April 16, 1991
Mary Kueffner, City Administrator
Published in the St. Croix Valley Press on May 1, 1991
Donald & Ardis Wright
2069 Lake Elmo Ave. N.
Lake Elmo, MN 55042
Leroy & Judith Howell
2119 Lake Elmo Ave. N.
Lake Elmo, MN 55042
Richard & Norrine Travers
2151 Lake Elmo Ave. N.
Lake Elmo, MN 55042
Paul & Louise Swan
2197 Lake Elmo Ave. N.
Lake Elmo, MN 55042
Dorothy O'Toole & Lawrence Nachtwey
2211 Lake Elmo Ave. N.
Lake Elmo, MN 55042
Clifford & Marian Adkins
2227 Lake Elmo Ave. N.
Lake Elmo, MN 55042
Dorothy Sherburne
2315 Lake Elmo Ave. N.
Lake Elmo, MN 55042
Edward & Marguer Schiltgen
2337 Lake Elmo Ave. N.
Lake Elmo, MN 55042
Gene & Ann Peltier
10376 Hudson Blvd.
Lake Elmo, MN 55042
Jerome & Sandra Dunker'
11130 20th St. Ct. N.
Lake Elmo, MN 55042
James & Beth Burns
11140 20th St. Ct. N.
Lake Elmo, MN 55042
Diane Morgan-Trudeau
13780 N. Manning Tr.
Stillwater, MN 55082
Pete & Bernadine &
Mary Jean Durand
11332 20th St. N.
Lake Elmo, MN 55042
Mary Jean Durand
11332 20th St. N.
Lake Elmo, MN 55042
Christopher & Karen Cook
733 Tatum
St. Paul, MN 55104
Raymond & Vickie Johnston
2410 Lansing Ave. N.
Lake Elmo,MN 55042
Will Stenzel
412 Birchwood Ct.
White Bear Lake, MN 55110
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Lake Elmo Planning Commission Minutes March 11, 1991 Page 2
3. PUBLIC HEARING: Comp. Plan Amendment: (Future Land Use Map)
Clifford Adkins property.
Chairman John opened the Public Hearing at 8:30 p.m. The Public
Hearing notice was published in the St. Croix Valley Press February
27, 1991 and all property owners within 350 feet were notified. City
Planner Mike Black offered some general information regarding this
application and what is being considered. The property is designated
on the Future Land Use Map, which the City has recently adopted, as
SRD. The question is whether the City should consider amending this
designation to RED. SRD designation equals R1 zoning (1.5 acres).
The City has adopted the Comp. Plan which states there will be no more
new development at the R1 zone.
Paul Wolff, representing Mr. & Mrs. Adkins, stated approximately 12
acres is being discussed, and the Future Land Use Map is contained in
the Comprehensive Plan which has been adopted by the City, and
classifies the future land use for this property as SRD. The Adkins
were of the impression they would be able to develop under the R1
zone. Mr. Wolff requested the Planning Commission recommend to the
City Council the Future Land Use Map not be amended and SRD
designation be maintained.
Chairman John closed the Public Hearing at 8:45 p.m.
Commissioner DeLapp stated the printer made the error on the map
concerning this property. Commissioner Bucheck stated this property
is in the flood plain. Commissioner Mcleod stated this property is
surrounded by R1 development, therefore SRD would be consistent.
Also, permits to build would not be issued if in the flood plain.
M/S/F DeLapp/Stevens - to recommend the City Council amending the
Future Land Use Map designation of this property from SRD to RED.
(Motion failed 2-5-1, against: Bucheck, Conlin, John, Mcleod,
Johnston, abstain: Schubert, reasons: Bucheck: voted against Durand
change to RED; Conlin, Johnston & Mcleod: should follow the Future
Land Use Map; John: property owner would be held hostage).
M/S/P Conlin/Mcleod - to recommend to City Council that Adkins land
stay as designated on the Future Land Use Map as SRD. (Motion carried
4-3-1, abstain: Schubert).
4. ARABIAN HILLS (continuation) Rezoning from RR to RE and
Preliminary Plat
Chairman John re -opened the public hearing at 9:15 p.m. All property
owners within 350 feet were re -notified.
Roger Kolstad, developer of Arabian Hills, presented the most recent
preliminary plat. The park was removed from the plat to accomodate
some lots within the 100 year flood plain and were hoping to give a
park dedication fee in lieu of land dedication. Also, the road
connection to the existing 53rd street was altered slightly.
SOTA — SHEET NUMBER 41
R. 21 W.
49B
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_507
507
155
49B 153B 153E 153E 264
-
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456 15'5C
(Joins sheet 37}
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(Joins sheet 45) 4540
49
120
496 ISSC
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26
SOIL SURVEY
Figure 7—Harvesting sod on Antigo„sift loam, 0 to 2 percent slopes.
trolled. Control can be accomplished by spraying, cutting,
or girdling the trees and by cultivation.
This soil has fair suitability as building sites and poor
suitability for most sanitary facilities, Soil strength is low
in the silty mantle but is high in the underlying sandy
material. Susceptibility to frost heave is moderate. Spe-
cial precautions may be needed when installing roads,
streets, sidewalks, and parking areas to prevent damage
from frost heave. Sidewalls in the sandy underlying ma-
terial have poor stability and may cave in during excavat-
ing for foundations or installation of underground utilities.
This can easily be prevented with temporary retaining
walls. Septic tank absorption fields function well in this
soil. They must be specially designed, however, because
the underlying material is rapidly permeable and there is
a hazard of pollution of ground water. Lawns, trees, and
shrubs are generally easy to establish and maintain. This
soil is a good source of sand and gravel for construction.
This soil is in capability subclass Its and woodland
suitability group 2o.
49B—Antigo silt loam, 2 to 6 percent slopes. This
undulating soil is well drained. It occupies low knolls and
broad undulating flats intermingled with depressions on
glacial outwash plains. Mapped areas are 10 to 50 acres
and irregular in shape.
Typically, the surface layer is very dark grayish brown
silt loam about 9 inches thick. The subsurface layer is
grayish brown and dark grayish brown silt loam about 2
WASHINGTON AND RAMSEY COUNTIES, MINNESOTA 27
ji, ies thick. The subsoil is about 22 inches thick. The
upper part is brown silt loam. The middle part is reddish
brown silt loam. The lower part is reddish brown loam.
The underlying material is reddish brown and dark red-
dish brown gravelly sand and gravelly coarse sand. In
some delineations slope is less than 2 percent or more
than 6 percent. In the southern part of the survey area
the surface layer is thicker and darker colored than typi-
cal.
Included with this soil in mapping are small areas of
Chetek, Rosholt, Campia, Brill, Poskin, and Barronett
sandy substratum soils. Chetek and Rosholt soils have
less clay in the subsoil than the Antigo soil. Campia soils
have silty materials to a depth of 60 inches or more. The
Chetek, Rosholt, and Campia soils occupy positions on
the landscape similar to the Antigo soils and make up 2
to 5 percent of the delineation. The moderately well
drained Brill soils, the somewhat poorly drained Poskin
soils, and the poorly drained Barronett soils occupy small
drainageways and depressions and make up less than 5
percent of the delineation.
This Antigo soil has moderate permeability in the silty
upper part of the profile and very rapid permeability in
the sandy underlying material. The available water ca-
pacity is moderate. Surface runoff is medium. Natural
fertility is medium, and the organic matter content is
moderate.
most areas of this soil are farmed, but many areas are
ly being converted to urban uses. This soil has
good potential for crops and grass and legume hay or
pasture. It has good potential as building sites. It has
poor potential for most sanitary facilities.
This soil is well suited to corn, soybeans, small grains,
and grass and legume hay and pasture. If the soil is
cultivated, there is a hazard of erosion unless adequate
conservation practices are used. Most areas are too
small or too irregular in shape or slopes are too short for
terracing or contour farming. Minimum tillage and forage
crops in the rotation also help to control erosion. In drier
years drought may be a problem due to the moderate
available water capacity of the soil.
This soil is well suited to pasture and hay production.
Overgrazing should be avoided because it increases the
risk of erosion. Proper stocking, rotation grazing, and
weed control will help keep a good vegetative cover on
the soil.
This soil is well suited to trees, and a few small areas
remain in woodlots of northern hardwoods. Seedlings
and cuttings survive and grow well if competing vegeta-
tion is controlled. Control can be accomplished by spray-
ing, cutting, or girdling trees and by cultivation.
This soil has fair suitability as building sites and poor
suitability for most sanitary facilities. Soil strength is low
in the silty mantle but is high in the sandy underlying
material. Susceptibility to frost heave is moderate. Spe-
cial precautions may be needed when installing roads,
°'ts, sidewalks, and parking areas to prevent damage
frost heave. Sidewals in the sandy underlying ma-
terial have poor stability and may cave in during excava-
tion or installation of underground utilities. This can be
prevented with temporary retaining walls.
Septic tank absorption fields function well in this soil,
but unless specially designed systems are installed,
there is a hazard of pollution of underground water sup-
plies and nearby lakes and streams. Lawns, trees, and
shrubs are generally easy to establish and maintain. This
soil is a good source of sand and gravel for construction.
This soil is In capability subclass Ile and woodland
suitability group 2o.
49C—Antigo silt loam, 6 to 12 percent slopes. This
gently rolling soil is well drained. It is on crests and sides
of hills on pitted outwash plains. Mapped areas are com-
monly 15 to 50 acres and Irregular in shape.
Typically, the surface layer is very dark grayish brown
silt loam about 2 inches thick. The subsurface layer is
dark grayish brown silt loam about 11 inches thick. The
subsoil is about 25 inches thick. The upper part is dark
brown silt loam. The lower part is dark brown loamy
sand. The underlying material is dark brown gravelly
sand. In some areas slope is less than 6 percent or
more than 12 percent. In the southern part of the survey
area the surface layer is thicker and darker colored than
typical.
Included with this soil in mapping are small areas of
Chetek, Rosholt, Campia, Brill, Poskin, and Barronett
sandy substratum soils. The Chetek soil is excessively
drained and has a 12- to 20-inch loamy mantle over
reddish brown sand and gravel. The Rosholt soil is well
drained and has a 20- to 40-inch loamy mantle over
reddish brown sand and gravel. The Campia soil is well
drained and has silty material to a depth of 60 inches or
more. The Chetek, Rosholt, and Campia soils occupy
positions on the landscape similar to the Antigo soils and
make up 2 to 10 percent of the delineations. The moder-
ately well drained, less sloping Brill soil occupies lower
positions on the landscape. The somewhat poorly
drained Poskin soil and the poorly drained Barronett
sandy substratum soil occupy small drainageways and
depressions. The Brill, Poskin, and Barronett sandy sub-
stratum soils make up less than 5 percent of the map
unit.
This Antigo soil has moderate permeability in the silty
upper part of the profile and very rapid permeability in
the sandy underlying material. The available water ca-
pacity is moderate. Surface runoff is medium to rapid.
Natural fertility is medium, and the organic matter con-
tent is moderate.
Most areas of this soil are farmed, but many areas are
developed for urban uses. This soil has good potential
for cropland and grass and legume hay and pasture. It
has good potential for trees. It has fair potential as
building sites. It has poor potential for most sanitary
facilities.
This soil has fair suitability for all the crops commonly
grown in the survey area. It warms early in spring and
most. raiTON AND FAMSEY COUNTIES, MINNESOTA
inc,,Ixied with this soil in mapping are small areas of
,�,,;,w,watery well drained Freeon soils and well drained
'5,uv sods. The Kingsley soils formed entirely in
r.K.yoam till, whereas the Santiago soil formed In
and the underlying loamy till. Also included are
trwr nat poorly drained Freer depressions.poor
an oorldrained Au-
�ynd;lle soils which occupy
parmeability of the Santiago soil is moderately slow.
&surca runoff is slow. The available water capacity is
Non Natural fertility is medium, and the organic matter
.tent is moderate,
most areas of this soil are farmed. This soil has good
pctennal for cultivated crops, hay, pasture, and trees. It
poi tan to good potential for most sanitary facilities and
rod potential for building site development.
Most areas of this soil are used to grow corn and
aorteans. It is well suited to crops. The surface layer
#ands to seal during rains, however, and to crust upon
tyyng. Erosion is a moderate hazard on the steeper
*yes, however slopes are generally too short or too
gtp�uiar to permit effective contour farming or terracing.
Wenum tillage, returning crop residue to the soil, and a
ep rotation that includes forage crops help to control
erosion and maintain the tilth of this soil. Fall plowing
pans freezing and thawing of clods during the winter
and generally helps to provide a well prepared seedbed
wry in spring.
( his sail is well suited to pasture and hay production.
,oper grazing management and weed control will result
in an adequate cover of the more productive plants.
NMarseeding with more desirable and approved species
wA help to improve yield potential.
This soil is well suited to building site development.
Sol strength is low in the silty mantle but is high in the
underlying material. Unless properly designed, roads,
driveways. and parking lots may be damaged by frost
action. The soil has poor trafficability when wet. It has
tar suitability for septic tank absorption fields because of
Tie moderately slow permeability. Enlarging the filter field
d septic tanks will help the systems function properly.
Lawns. Trees, and shrubs are generally easy to establish
on this soil.
This soil is in capability subclass Ile and woodland
Suitability group 2o.
153C—Santiago silt loam, 6 to 15 percent slopes.
This gently rolling to hilly soil is well drained. It is on
crests and sides of hills on ground moraines. Mapped
areas are irregular in shape and are commonly 10 to 30
acres.
Typically, the surface layer is very dark grayish brown
lift loam about 6 inches thick. The subsurface layer is
brown silt loam about 4 inches thick. The subsoil is
about 30 inches thick. The upper part is brown and dark
blown silt loam. The lower part is reddish brown fine
sandy loam. The underlying material is reddish brown
( dy loam. In some places the surface layer has
,-oded and the silty mantle is less than 15 inches thick.
35
In other places the silty mantle is more than 30 inches
thick. Slope is less than 6 percent in some mapped
areas.
Included with this soil in mapping are small areas of
moderately well drained Freeon soils and well drained
Kingsley soils. The Kingsley soils formed entirely in
sandy loam till, whereas the Santiago soil formed in
loess and loamy till. Also included are somewhat poorly
drained Freer soils and poorly drained Auburndale soils
in small depressions.
Permeability of the Santiago soil is moderately slow.
Surface runoff is medium to rapid. The available water
capacity is high. Natural fertility is medium, and the or-
ganic matter content is moderate.
Most areas of this soil are farmed. It has good poten-
tial for crops and for grass and legume hay and pasture.
It has good potential for woodland. This soil has fair
potential for most sanitary facilities and good potential
for building site development.
This soil is well suited to all crops commonly grown in
the survey area. Most areas are used to grow corn and
soybeans. The surface layer of this soil is easily eroded
and tends to seal during rains and crust on drying. Ero-
sion is a severe hazard. In some places contour strip -
cropping can be used to control erosion, but most slopes
are too short or too irregular for effective contour farm-
ing. Minimum tillage can control erosion in most places,
or a rotation can be used that includes forage crops. Fall
plowing permits clods to be broken by freezing and
thawing during the winter, which improves filth.
The use of this soil for pasture and hay is an effective
means of controlling erosion. Proper stocking, rotation
grazing, and weed control help to keep the pasture and
soil in good condition. Planting pasture and hay may be
desirable to improve plant species and potential yield.
This soil is well suited to trees. Seedling mortality,
equipment limitations, and the hazard of erosion are
slight. Clearing, spraying, or other site preparation is
needed to eliminate brush and reduce plant competition.
This soil is well suited to building site development
although slope is a limitation. Soil strength is low in the
silty mantle but it is high in the underlying material. Be-
cause sidehill seepage occurs where slope is more than
12 percent, tile should be installed around foundations to
drain off accumulated water.
This soil has fair suitability for septic tank absorption
fields because of its moderately slow permeability and
the hazard of side slope seepage. Lawns, trees, and
shrubs are generally easy to establish.
This soil is in capability subclass Ille and woodland
suitability group 2o.
155B—Chetek sandy loam, 0 to 6 percent slopes.
This nearly level to undulating soil is somewhat exces-
sively drained. It is on low hills and knolls on broad
outwash plains. Delineations are commonly irregular in
shape and range from 5 to 20 acres.
Typically, the surface layer is dark grayish brown
sandy loam about 8 inches thick, and the subsurface
36
layer is brown loam about 6 inches thick. The subsoil is
about 8 inches thick. The upper part is dark reddish
brown gravelly sandy loam, and the lower part is brown
gravelly coarse sand. The underlying material is brown
and light brown gravelly sand and gravelly coarse sand.
In some places the underlying material contains less
than 15 percent coarse fragments. In places the sandy
loam mantle is thicker than 20 inches. In other areas the
slope is more than 6 percent.
Included with this soil in mapping are small areas of
Kingsley and Poskin soils. The Kingsley soils are well
drained and formed entirely in loamy glacial till, whereas
the Chetek soil formed in a loamy mantle and sandy
outwash. The Poskin soils are somewhat poorly drained
and have a thick silty surface mantle underlain by gravel-
ly sand. They occupy depressions.
The Chetek soil has moderately rapid permeability in
the sandy loam mantle and rapid permeability in the
gravelly sand underlying material. Surface runoff is slow.
Natural fertility, available water capacity, and organic
matter content are low.
Most areas of this soil are woodland or cropland. It
has fair to poor potential for cultivated crops, pasture,
and hay. It has fair potential for woodland. This soil has
poor potential for most sanitary facilities and good poten-
tial as building sites.
The Chetek soil has fair to poor suitability for crops.
The main limitations are low available water capacity and
the hazard of erosion. Minimum tillage, crop rotations
that include forage crops, and returning crop residues to
the soil reduce erosion and improve available water ca-
pacity and fertility. This soil is well suited to irrigation.
The production of hay crops is limited by low available
water capacity. Conservation practices for hayland in-
clude planting approved and adapted species, fertilizing,
and timely harvesting. When the soil is pastured, proper
stocking, rotation grazing, and weed control help to
maintain an adequate vegetative cover. Supplemental
pasture is usually needed during the dry summer
months.
This soil has fair suitability for trees. Tree seedlings
survive and grow well if competing vegetation is con-
trolled. Site preparation, spraying, or clearing are desir-
able methods of controlling competing vegetation.
This soil is well suited to building site development and
is poorly suited to most sanitary facilities, Sidewalls of
the underlying sand and gravel have poor stability and
may cave in during excavation. This can be prevented
with temporary retaining walls.
Septic tank absorption fields function well in this soil.
Because of the rapidly permeable underlying material,
however, they must be specially designed to prevent the
pollution of ground water supplies. Revegetating the
landscape may be difficult, and additions of water and
fertilizer are needed to keep lawns, trees, and shrubs
growing vigorously. A loamy topdressing may be desir-
able before establishing lawns. This soil is generally a
good source of sand for construction. Consideration
should be given to this resource before
soil for other uses.
This soil is in capability subclass Isle
suitability group 3s.
155C—Chetek sandy loam, 6 to 12 pl
This gently rolling soil is somewhat excel
It is on crests and sides of hills on pitted
Delineations are irregular in shape and re
20 acres.
Typically, the surface layer is brown sar
6 inches thick. The subsoil is reddish brut,
about 12 inches thick. The underlying ma
brown gravelly sand. In some places the
terial contains less than 15 percent coarse
places the loamy mantle is thicker than
thinner than 12 inches. In other places thi
than 6 percent or more than 12 percent.
Included with this soil in mapping are
Kingsley and Poskin soils. The Kingsley
drained and formed entirely in loamy glach
the Chetek soil formed in a loamy mane
outwash. The Poskin soils are somewhat
and have a thick silty surface mantle under
ly sand. They occupy depressions.
The Chetek soil has moderately rapid
the sandy loam mantle and rapid perm(
gravelly sand underlying material. Surfs
medium. Natural fertility, available water
organic matter content are low.
Most of this soil is woodland and croplar
potential for crops and fair potential for par
It has fair potential for woodland, This
potential for most sanitary facilities and goo
building sites.
This soil is poorly suited to crops beca(
available water capacity and susceptibilit
The main management needs are contrc
increasing fertility, and improving titth. R
residue to the soil improves available wr
fertility, and soil tilth. Slopes are generally
striperopping or contouring, Minimum tillage
to reduce soil erosion and runoff. This so
irrigation if an adequate water supply is aval
This soil has fair suitability for pasture an
erly managed. When it Is used for pasture,
ing, rotation grazing, and weed control ar
maintain good cover. Because of the low a‘
capacity, supplemental pastures usually
during the drier summer months. It is imp<
vent overgrazing of pastures, because thiE
easily when overgrazed.
This soil has fair suitability for trees. Seed
is dependent on available water and can be
be high if a dry season follows planting.
from undesired species generally does not 1
the growth of seedlings. The use of harves
ing equipment is not restricted by time of ye
WASHINGTON AND RAMSEY COUNTIES, MINNESOTA 37
,Jipment. Erosion is a problem on this soil. Diversions
or grassed waterways may be needed to divert water
from higher slopes and prevent erosion.
This soil is well suited to building site development
although slope is a moderate limitation. It is poorly suited
to sanitary facilities due to slope and the rapid perme-
ability in the underlying material. If buildings are designed
to fit the site, the natural landscape can be preserved,
less grading is required, and erosion and sedimentation
are reduced. Erosion control may be needed, both during
and immediately following construction. Sidewalis have
poor stability and may cave in during excavation. This
can be prevented with temporary retaining walls.
Septic tank absorption fields function well in this soil
because of the rapidly permeable underlying material,
however, they must be specially designed to prevent
pollution of ground water supplies. Revegetation of dis-
turbed areas is difficult. Additions of water and fertilizer
are usually needed to keep lawns, trees, and shrubs
growing vigorously.. This soil is a good source of sand for
construction.
This soil is in capability subclass IVe and woodland
suitability group 3s.
155D—Chetek sandy loam, 12 to 25 percent
slopes. This hilly to steep soil is somewhat excessively
drained. It is on crests and sides of hills on pitted
ni'twash plains. Delineations are irregular in shape and
I 1e from 5 to 40 acres.
i'ypically, the surface layer is dark grayish brown
sandy loam about 6 inches thick. The subsoil is dark
yellowish brown sandy loam about 8 inches thick. The
underlying material is reddish brown sand and gravel. In
some places the underlying material contains less than
15 percent coarse fragments. In places the sandy loam
mantle is more than 20 or less than 12 inches thick. In
other areas the slope is less than 12 percent or more
than 25 percent.
Included with this soil in mapping are small areas of
Kingsley and Poskin soils. The Kingsley soils are well
drained. They formed entirely in loamy glacial till, where-
as the Chetek soil formed in a loamy mantle over sandy
outwash. The Poskin soils are somewhat poorly drained
and have a thick silty surface mantle underlain by gravel-
ly sand. They occupy depressions.
The Chetek soil has moderately rapid permeability in
the sandy loam mantle and rapid permeability in the
gravelly sand underlying material. Surface runoff is rapid
to very rapid. Natural fertility, available water capacity,
and organic matter content are low.
Most areas of this soil are woodland or permanent
pasture. Some isolated areas are cropland. This soil has
poor potential for crops and fair to poor potential for
pasture. It has fair potential for woodland. It has poor
potential for sanitary facilities and fair potential as build-
ing sites.
( 'his soil generally is not suited to crops because of
Jp slopes, the severe hazard of erosion, and low
available water capacity. It is too shallow to sand and
gravel and slopes generally are too short and steep for
striperopping or contouring.
The use of the soil for pasture or hay is effective in
controlling erosion, but yields are low due to the low
available water capacity. Proper stocking will prevent
weeds and the less desirable plant species from invad-
ing the pastures. Rotation grazing, fertilization, and weed
control are also good management practices. Over-
grazed pastures can be helped by reseeding with more
productive plant species. This soil erodes easily if over-
grazed.
This soil has fair suitability for trees. The hazard of
erosion is severe. Furrow planting on the contour or
planting in existing vegetation reduces erosion and helps
to conserve moisture. Grassed waterways and diversions
also help prevent erosion.
This soil is suited to building site development, al-
though slope is a severe limitation. It is poorly suited to
most sanitary facilities. Erosion needs to be controlled
both during and Immediately following construction. If
buildings are designed to fit the site, the natural land-
scape can be preserved, less grading is required, and
erosion and sedimentation are reduced. Sidewalis of the
underlying material have poor stability and may cave in.
This can be prevented with temporary retaining walls.
This soil is poorly suited to septic tank absorption
fields because of steep slopes and rapid permeability,
which may cause the pollution of ground water. Lawns
and gardens need repeated watering and fertilizing to
grow vigorously. A loamy topdressing may be desirable
before establishing lawns. This soil is a good source of
sand for construction. Consideration should be given to
this resource before developing the soil for other uses.
This soil Is in capability subclass Vle and woodland
suitability group 3f.
1588—Zimmerman loamy fine sand, 0 to 6 percent
slopes. This level to gently sloping soil is excessively
drained. It occupies convex knolls and side slopes on
outwash plains and lake plains. Individual areas are irreg-
ular in shape and range from 5 to 60 acres.
Typically, the surface layer is dark grayish brown
loamy fine sand about 9 inches thick. The subsurface
layer is grayish brown loamy fine sand about 6 inches
thick. The underlying layers are stratified light yellowish
brown to dark brown fine sand and thin, discontinuous
bands of dark brown loamy fine sand 1 /4 to 1 inch thick.
Above a depth of 60 inches these bands typically have
an aggregate thickness of less than 6 inches. In some
delineations these bands have a thickness of more than
6 inches or there are no bands. Strata of medium and
coarse sands are in some small areas. In other areas
slope is more than 6 percent.
Included with this soil in mapping are small areas of
moderately well drained Lino Variant soils in lower posi-
tions on the landscape. Somewhat poorly drained Lino
soils and very poorly drained lsanti soils occur in depres-
sions and drainageways.
(
WASHINGTON AND RAMSEY COUNTIES, MINNESOTA 53
a02B—Rosholt sandy loam, 1 to 6 percent slopes.
This very gently undulating to undulating soil is well
gained. It is on sides and crests of low hills on outwash
plains. Individual areas range from 5 to 30 acres and are
Regular in shape.
Typically, the surface layer is dark brown sandy loam
abckTls about 20 inches
thick.k. inches
The upper partisbrown sandy loam. The middle
part is reddish brown sandy loam. The lower part is
reddish brown gravelly loamy coarse sand. The underly-
ing material is yellowish red gravelly sand. In some
places the underlying material lacks coarse fragments.
The loamy mantle is less than 20 inches thick in places.
M some small areas slope is more than 6 percent. In the
south and central parts of the survey area the surface
layer is thicker and darker colored.
Included with this soil in mapping are small areas of
Amigo, Barronett sandy substratum, Brill, and Poskin
soils. The Antigo soils are well drained and have silt
bam surface and subsurface layers over sand and
gravel. The Barronett sandy substratum soils are poorly
drained and occupy depressions. The Brill soils are mod-
erately well drained and are in shallow depressions.
They have a silt loam surface layer and subsoil over
sand and gravel. The Poskin soils are somewhat poorly
drained and occur in depressions.
Permeability of the Rosholt soil is moderately rapid in
the surface layer and subsoil and is very rapid in the
'erlying material. Surface runoff is medium. The avail-
J water capacity is low. Natural fertility is medium,
and the organic matter content is low.
Most areas of this soil are farmed. It has fair potential
for crops, pasture, and woodland. It has poor potential
for most sanitary facilities and good potential as building
sates.
This soil has fair suitability for all crops commonly
grown in the survey area. The main limitation is the low
available water capacity. Early -maturing crops are well
adapted to this soil because they take advantage of
tarty -season moisture. Minimum tillage and return of
cop residue to the soil help maintain tilth, increase water
available for plants, and increase fertility. Crops grown
on this soil respond well to irrigation.
This soil has only fair suitability for permanent pasture
or hay because yields are limited by the low available
water capacity. It provides good pasture in spring and fall
end fair to poor pasture in summer. Proper stocking,
Pasture rotation, weed control, and timely deferment of
grazing help to keep pasture and soil in good condition.
Ptanting pasture and hay may be desirable to improve
plant species and potential yield.
This soil has fair suitability for trees. Seedling mortality
b slight to moderate. Competing vegetation can be con-
►olled by spraying or girdling or by mechanical means
><+ch as plowing, disking, or bulldozing. There is no re-
stnction to time of year or type of equipment that can be
wad.
This soil is well suited to building site development.
( ; soil is moderately susceptible to frost heaving.
Roads, streets, and sidewalks are subject to damage
unless carefully designed. Sidewalls in the underlying
material have poor stability and may cave in during exca-
vation. This can be prevented with temporary retaining
walls.
Septic tank absorption fields function well in this soil,
but there is a hazard of contamination of underground
water supplies unless special systems are installed. It Is
generally easy to establish lawns, trees, and shrubs on
this soil. Additions of water and fertilizer are needed to
keep them growing vigorously. This soil is a fair source
of sand and gravel for construction.
This soil is in capability subclass Its and woodland
suitability group 2o.
302C—Rosholt sandy loam, 6 to 15 percent slopes.
This gently rolling to hilly soil is well drained. It is on
sides and crests of hills on pitted outwash plains. Individ-
ual areas range from 5 to 40 acres and are irregular in
shape.
Typically, the surface layer is very dark gray sandy
loam about 5 inches thick. The subsoil is about 29
inches thick. The upper part is dark brown and very dark
grayish brown sandy loam. The lower part is brown
loamy sand. The underlying material is brown gravelly
sand. In some places the loamy layers are less than 20
inches thick. In some farmed areas the surface layer is
eroded and may be lacking. The underlying material
lacks coarse fragments in places. In some areas slope is
less than 6 percent or more than 15 percent. In the
south and central parts of the survey area the surface
layer is thicker and darker colored.
Included with this soil in mapping are small areas of
Antigo, Barronett sandy substratum, Brill, and Poskin
soils. The Antigo soils are well drained and formed in a
silty mantle over sand and gravel. The Barronett sandy
substratum soils are poorly drained and occupy depres-
sions. The Brill soils, which occur in shallow depressions,
are moderately well drained and have a silty surface
layer and subsoil. The Poskin soils are somewhat poorly
drained and occur in depressions and drainageways.
Permeability of the Rosholt soil is moderately rapid in
the surface layer and subsoil and very rapid in the under-
lying material. Surface runoff is medium to rapid. The
available water capacity is low. Natural fertility is
medium, and organic matter content is low.
Most areas of this soil are farmed or are in woodland.
This soil has fair potential for small grains and grass and
legume hay and pasture. It has poor potential for corn
and soybeans. It has fair potential for woodland. This soil
has poor potential for most sanitary facilities and good
potential for building site development.
This soil has fair to poor suitability for crops. Droughti-
ness and the hazard of erosion are the main limitations.
It is best suited to early -maturing crops, such as small
grains, which take advantage of early -season moisture.
Minimum tillage or a crop rotation that contains forage
crops helps to control erosion. Erosion control by con-
54
tour plowing and striperopping is often difficult on the
irregular slopes of this soil. Crops grown on this soil
respond well to irrigation although it may erode the
steeper areas.
This soil has fair suitability for pasture or hay. Using it
for hay or pasture reduces erosion. Droughtiness re-
duces growth during the summer months, at which time
supplemental pasture may be needed. Proper stocking,
rotation grazing, and weed control help to keep the pas-
ture and soil in good condition. Planting pasture and hay
may be desirable to improve plant species and potential
yield.
This soil has fair suitability for trees (fig. 9). Seedling
mortality is generally low but depends mainly on availa-
ble moisture. Competing vegetation can be controlled by
spraying, cutting, or girdling. Erosion can be controlled
by mulching during planting or by keeping a protective
vegetative cover on the soil. Equipment use is generally
not restricted in kind or time of year.
This soil is well suited to building site development. It
is moderately susceptible to frost heave. Roads, streets,
and sidewalks are subject to frost damage unless care-
fully designed. Sidewalis in the underlying material have
poor stability and may cave in during excavation for
foundations or installation of underground utilities. This
can be prevented by temporary retaining walls.
Septic tank absorption fields function well in this soil.
There is a possibility, however, that they may pollute
SOIL SURVE4
underground water supplies and nearby lakes and
streams unless specially designed. Lawns, trees, and
shrubs are generally easy to establish and maintain. This
soil is a good source of sand and gravel for construction.
This soil is in capability subclass IIle and woodland
suitability group 2o.
325—Prebish loam. This is a level, slightly concave,
very poorly drained soil. It is in shallow depressions or
the margins of large depressions occupied by organic
soils and on ground moraines. Delineations are 5 to 3C
acres and are irregular in shape. This soil is subject tc
flooding by runoff from adjacent more sloping areas
Typically, the surface layer is black loam about 17
inches thick. The subsoil is about 31 inches thick. TN
upper part is gray, mottled loam. The middle part is olio
gray, mottled loam. The lower part is variegated der
brown, reddish brown, and dark gray coarse sandy loans
The underlying material is reddish brown sandy loam. I
some areas the surface mantle has up to 15 inches ci
silty material.
Included with this soil in mapping are small areas o
Ronneby, Auburndale, and Cathro soils. The Ronneblf
soils are somewhat poorly drained and occupy position
slightly upslope from Prebish soils. The Auburndale soil?,
are poorly drained. They have a thick silty surfac
mantle and occupy depressional areas. The Cathro soili
Figure 9.—Christmas trees on Rosholt sandy loam, 6 to 15 percent slopes. Gale soils are on the steep slopes In the background
REQUEST FOR PLANNING CON^'.ISSION REVIEW
Meeting Date:
AGENDA TOPIC: FINAL PLAT: Arabian Hills.
Attached is the final plat for Arabian 'Hills.
May 13, 1991
IT:-1 6
NO. •
The Council granted preliminary plat approval for Arabian Hills on
April 2, 1991, conditioned upon:
1. A landscaping plan (screening and berming plan) agreeable to the
Council for the purposes of mitigating the impact on the Raleigh
property.
Mr. Kolstad has tried negotiating with Mr... Raleigh*; but I do not
believe that an agreement has been. reached. Mr. Kolstad will have
pictures and will explain his offer at your meeting. I would
anticipate that Mr. Raleigh will also be in attendance to'offer his
comments.
I believe the Commission should listen to the proposal, and make a
recommendation accordingly.
2. Show on the grading plan appropriate changes to reflect the
additional screeing required on the west side of Keats Ave. This
condition has been met, and Tom Prew will comment on it in his
* attached letter.
3. Obtain from the VBWD an acceptable plan and permit for grading and
driveway placement on Lot 10, Block 2; and this plan shall be approved
by the City Engineer. At its May 9th meeting, the VBWD approved the
plan, and Karen Chandler's 'report is attached. Tom Prew will address
this in his review.
(over)
4. The cash dedication will be calculated at the time of final plat
approval. An appraisal of this property has been done by our local
appraiser, Frank Langer. If I have Mr. Langer's letter by the time
this packet "goes to press", it will be included. Otherwise it will
be handed out at the meeting. The Council has determined that a park
dedication fee of 7% of fair market value be given in lieu of land.
If we must make this caluculation at the table, it should be
relatively simple.
It appears that all conditions for platting have been met and staff
re commends that you forward a favorable recommendation for final
approval of Arabian Hills.
As of 4:15 p.rn. Friday Tom Prew's and Karen Chandler's reports have
not been received. These reports will be handed out at the meeting.
May 9, 1991
City of Lake Elmo
3800 Laverne Avenue N.
Lake Elmo, MN 55042
I, Frank Langer, do hereby state that upon the request of Mary
Kueffner, I have made an investigation and analysis of the
following described property.
The proposed plat of Arabian Hills in Lake Elmo, MN.
The following opinion of market value is for the land only and
does not include any existing improvements to the land.
This property was viewed as fee simple, with no liens, judgements,
or encumbrances of any kind against it.
It is my opinion that the estimated market value on the above
described property is $254,000 , Two Hundred Fifty -Four Thousand
Dollars as of May 9, 1991.
Sincerely,
7427.,0141,
Frank Langer, .M.A.
As-;
6-0- ice` - Z°
6
'
atbfi
** Z00'3 S 11:i101 **
'8:ay 13, 1991
Ms. Mary Kueffner
Administrator
City of Lake Elmo
3800 Laverne Avenue North
Lake Elmo, MN 55042
RE: Arabian Hills Development
Dear Ms,'Kueffner:
At their May 9, 1991 meeting, the -Managers approved the revised grading
plans for the Arabian Hills development showing the driveway access for Lot
10 and the additional fill on Lot 9. However, it has since come to my
attention that the driveway, as shown.on the revised plans, is not above the
100-year flood plain. The applicant's amended engineering analysis and
report stated that the driveway on Lot 10 i$ above the 100-year flood plate.
The Managers' approval was based upon the location of the driveway above the
100-year flood plain. Therefore, the applicant must submit to the District
a revised plan which shows the driveway above the 100-year flood plain and
computations which show the revised fill and excavation amounts.
If you have any questions, feel free.to call me at 897-5503.
Sincerely,
Karen L. Chandler
BARR ENGINEERING CO.
Engineers for the District
ALLEN DORNFELD RUSSELL KIRBY GORDON C. MOOSBRUGGER RAY BRENNER WILLIAM ROHRER
VALLEY BRANCH WATERSHED DISTRICT
P.O. BOX 5313 LAKE ELMO, MINNESOTA 55042.0538
r1HY 13 '91 14:11 T,k,D.A. 2 ASSOC,
P.1
' T'DA
ENGINEERS ARCHITECTS PLANNERS
May 13, 1991
Planting and Zoning Commission
Lake Elmo, Minnesota
Re: Final Plat Approval
Arabian Hills
Commission No. 9150-001
Dear Commission Members:
TOLTZ, KING, DUVALL, ANDBRBON
AND Aa00cIATC4, INOCRPORATBD
a500 AMCRICMI NATIONAL BANN BUILDING
SAINT PAUL, MINNeOTA al1U1.$n
FM a1720a oon
We have received and reviewed the final plat and find it in conformance with the preliminary
piat. The final plat should be available for your review at the meeting,
We have reviewed the street and grading plans and specifications. The developer has added the
bean along Keats Avenue as requested. The plans and specifications are in conformance with
City Standards.
The Developer's Agreement has been drafted and sent to the developer and attorney for
execution.
The estimated cost for improvements for this plat are as follows:
Grading and Restoration $39,456.00
Storm Sewer 15,826.50
Streets 51,845.00
Staking 3.090,00
Total Improvement Cost $110,127.50
4- 25% 27.572,5Q
Total Security Deposit $137,700,00
We reconunend approval of the final plat contingent upon the following:
1. Execution of the Developer's Agreement
2, Deposit of $137,700.00 Performance Bond or other security
3. Payment of ail platting and park dedication fees,
Sincerely,
Thomas D. Prow, P.E.
TDP/mha
AGENDA TOFIC:
REQUEST FOR PLANNING COMMISSION REVIEW
Meeting Date:
CONCEPT: Amendment to Conditional Use
Permit: Linder Greenhouse.
May 13, 1991
ITZ_1
NO .
7.
The City has received an application from Linder Greenhouses for an
amendment to its existing Conditional Use Permit.
Please refer to Section 301.060 D. (page 301-21) of our code which
relates to CUP's.
The attached information relating to this operation is attached for
your review.
A public hearing has been called for June 10, 1991 to consider this
amendment.
REQUEST FOR COUNCIL ACTION
L
Meeting Date June 20, 1989
f"ENDA SECTION
PLANNING/LAND USE/ZONING
NO: ORIGINATING•
6C DEPARTMENT:
1T Ei4 'AMENDMENT TO CUP, COMPLETION OF STAGE I (Linder Greenhouse)
BY:
APPROVED FOR
AGENDA BY:
The Planning Commission, at their meeting of June 12th, unanimously
recommended approval of the Amendment to this Conditional Use Permit.
As was discussed by Mr, Rob Linder, at the initial hearing on the
Conditional Use Permit, Stage I consisted of the now-constructede
storage building, and two greenhouses, one of Which is constructed.
Mr. Linder is now planting evergreen trees along the westerly border
of his property, and is also having the drainage area dug.
(You received the Application documents with the June 12th Planning
Commission packet)
Council Consideration
On motion of
, seconded by , resolved that
the City Council hereby approves the application of Linder Greenhouse,
Inc., for an Amendment to the Conditional Use Permit to the original
Conditional Use Permit, dated July 19, 1988 (Resolution No. 83-32),
which Amendment completes Stage 1 develonment of the greenhouse.
•
At.
• ti,-6",
4*4Z-7,— .11i:1P?
•
• r
• .
WHOLESALE GREENHOUSES
1 OFFICE
275 W. WHEELOCK PKWY. r
%;.. •
' ST. PAUL, MINN. 55117
1,1 612-488-6717
•
il/Ples I
• • -;'.;••••
I
.r•
346z 7 :
••••
Plose 2
PA;7 3
Zr, 5
— 44•4•7: -721r1;1--:•4,-
•Pq41' ;JO 1'1. I
tet. "01,
LAKE ELMO CITY COUNCIL MINUTES JUNE 20, 1989 PAGE 3
by creating a limited conditional use permit in both the Rl and RR
zoning categories.
M/S/P Williams/Graves - to grant a temporary variance until the
September 5, 1989 City Council meeting to allow a commercially
licensed vehicle to park overnight in the Ri Zoning District to R. J.
Linnell, 9402 Stillwater Blvd., in order to give staff a chance to
review the information on possible code modifications submitted by the
City Attorney. (Motion carried 4-0).
B. Variance for lot size and road frontage
(Continued: Mildred Meier)
At the June 6, 1989 meeting, the Council tabled this application for
the purpose of allowing the applicant time to negotiate with
neighboring property owners for possible purchase of this property.
M/S/P Graves/Williams - to remove this application from the table for
Council consideration. (Motion carried 4-0).
The Council received a letter, dated June 13, 1989, from Mildred M.
Meier withdrawing her request for variances on Lots 132-140, 159-167,
463 and 464, 673 and 674 Lanes DeMontreville Country Club Addition.
M/S/P Graves/Williams - to accept the applicant, Mildred Meier's,
letter, dated June 13, 1989, request for withdrawal of her variance(s)
application. (Motion carried 4-0).
C. Amendment to CUP for Completion of Stage I Greenhouse
Construction.
Linder Greenhouse, Inc.
The Planning Commission, at their meeting of June 12th, unanimously
recommended approval of the Amendment to this Conditional Use Permit.
Rob Linder, Linder Greenhouse, Inc., has requested an amendment to his
CUP for completion of Stage I, greenhouse construction. Linder
advised the Council that the treeline and the ponding is completed and
the greenhouse will not be seen because of the treeline. The City
Engineer will review the ponding when constructed.
Linder added they are covered under every agricultural law under the
state. As a rule, most Ag businesses, being farms, are not required
to get building permits and are allowed any structure that they need
for the production of their product. Linder added they have gone along
with whatever the City has requested --mast farmers don't bother asking
the City, they just go ahead and build.
Based on the size of the structure(s) that are there now, Councilman
Williams felt this total development is way out of scale from what he
would like to see. A series of buildings this size is not consistent
with our ideas of open spaces normally associated with agricultural
use. You can see the existing building from the park, but, hopefully,
when the trees grow up along 15th Street this would not be quite so
obvious.
LAKE ELMO CITY COUNCIL MINUTES JUNE 20, 1989 PAGE 4
Councilman Hunt brought up his concern on potential future stripping
of the topsoil. Linder responded they are taking topsoil off of where
they are constructing structures because it would be a waste to lose
that topsoil. The type of soil they are bringing in is from swamp bogs
and only available in infrequent points. Consequently when the soil
becomes available, they have to buy it as a 10 year supply.
M/S/ Graves/Hunt - resolved that the City Council hereby approves the
application of Linder Greenhouse, Inc., for an Amendment to the
Conditional Use Permit to the original Conditional Use Permit, dated
July 19, 1988 (Resolution No. 88-32) which amendment completes Stage 1
development of the greenhouse.
M/No Second Williams/ - to amend the motion to include that granting
of this amendment in no way implies approval of future expansion.
M/S/P Graves/Hunt - resolved that the City Council hereby approves the
application of Linder Greenhouse, Inc., for an Amendment to the
Conditional Use Permit to the original Conditional Use Permit, dated
July 19, 1988 (Resolution No. 88-32), which Amendment completes Stage
1 development of the greenhouse. (Motion carried 3-1: Williams -
Every time we amend this C.U.P. we are setting precedent for ultimate
development on a scale they have and feels it is too much
development).
D. Large Lot Subdivision: Apostolic Church
At the May 2, 1989 meeting, the Council tabled consideration of this
large lot subdivision until soil tests were provided, as recommended
by the City Engineer.
M/S/P Williams/Graves - to bring back the Large Lot Subdivision
application by Apostolic Church for Council consideration. (Motion
carried 4-0).
City Engineer, Larry Bohrer, reported the Church has now had
sufficient percolation tests and soil borings taken to show that soil
conditions are suitable for standard drainfield construction. There
are no other variances needed for this large lot subdivision.
M/S/P Graves/Hunt - to instruct the staff to prepare a resolution
granting a large lot subdivision to the Apostolic Bible Church based
on the following findings of fact: (1) The property is properly zoned
for a church (PF); (2) There are no variances required in granting
this subdivision; (3) The site plan shows the applicant is proposing
to construct a standard City street on a 66 foot wide dedicated
right-of-way, therefore the lot will have sufficient frontage on a
City street; (4) The applicant is proposing to dedicate the
appropriate width of right-of-way for County Road 70 as well as the
new subdivision street. The cul-de-sac scales 800 feet which is the
maximum allowed by Code. Further, proposed subdivision be approved
with the following conditions: (1) The applicant conform to all
recommendations of the City Engineer, including, but not limited to
drainage. (Motion carried 4-0).
RESOLUTION NO. 88-32
CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA
000
A RESOLUTION GRANTING A CONDITONAL USE PERMIT TO
LINDER'S HOLDING COMPANY (d/b/a Linder's Greenhouses, Inc.)
TO ALLOW CONSTRUCTION OF GREENHOUSES
WHEREAS, Linder's Greenhouses Inc., (Robin D. Linder) has
applied for a Conditional Use Permit, under Section 301.070 D.b. (1),
of the Lake Elmo Zoning Code, to construct a 29,000 square foot
greenhouse structure, and a 7,250 square foot steel pole building, on
property generally located south of 15th Street, between Inwood Avenue
North and Keats Avenue North, said property being legally described
as:
The N 1/2 of the SW 1/4 of Section 27, Township 29 North, Range 21
West, Washington County, Minnesota, except that part thereof conveyed
to Washington County on 9-30-75 and on 7-19-83, said excepted part
lying easterly and northerly of the following described line:
Commencing at W 1/4 of corner of said Section 27; Thence N 89 deg. 11
min 37 sec. E along the North line of said N 1/2 of the SW 1/4,
1651.46 feet to the point of beginning; Thence S 0 deg. 42 min. 52
sec. E., 73.02; Thence S 89 deg. 17 min. 08 sec. W, 95.00 feet; Thence
S 0 deg. 42 min. 52 sec. E, 160.00 feet; Thence N 89 deg. 17 min. 08
sec. E, 95.00 feet; Thence S 34 deg. 42 min. 07 sec. E. 695.58 feet;
Thence N 89 deg. 11 min. 40 sec. E. 14.00 feet; Thence S 0 deg. 48
min. 20 sec. E, 95.00 feet; Thence N 89 deg. 11 min. 40 sec. E. 215.00
feet; Thence N 0 deg. 48 min., 20 sec. W, 95.00 feet; Thence N 89 deg.
11 min. 40 sec. E, 373.6,6 feet to the E line of said N. 1.2 of the SW
1/4 and there terminating; subject to existing rights -of -way and
easement of record, and reserving from the above described parcel,
over a strip of land 20.00 feet in width lying adjacent to and North
of the North line of the SE1/4 of the SW1/4 of said Section 27, and
easement for an equestrian and pedestrian trail without hard surface;
said trail easement being reserved exclusively to Seller for future
disposition.
WHEREAS, the applicant has applied for and received an
application for rezoning the aforementioned property from Rural
Residential to Agriculture; and,
WHEREAS, the Zoning Code, under Section 301.070 D.b. (1)
permits greenhouses, in an Agricultural Zoning DistTidt,under a
Conditional Use Permit; and,
WHEREAS, it appears that this applicant has met the
requirements of Section 301.070 D.b. (1), and that the proposed use is
in conformity with that provision, as well as the City's other
ordinances and the Comprehensive Plan; and,
(
WHEREAS, the Planning Commission, at its meeting of July 11,
1988, recommended Council approval of this Conditional Use Permit,
subject to the applicant complying with the following conditions:
(1) The approval, granted under this resolution, shall be
limited to the proposed Stage I Construction consisting of
a 29,000 square foot greenhouse structure and a 7,250 square
foot steel pole building; any proposed expansion hereafter,
onthis site, shall be subject to Planning Commission and
City Council review and approval;
(2) Retail sales shall not be permitted on the site;
(3) Adequate drainage and/or ponding on the site shall be
provided, in accordance with the recommendations of the City
Engineer, and in conformance with the current Lake Elmo
Codes, Ordinances and one percent rule as to rate and
volume.
(4) The applicant shall comply with the following landscaping
requirements:
(a) On the entire length of the north and west property
boundaries, three staggered rows of evergreen trees,
being two to four feet in height, shall be planted
and maintained to provide a buffer to adjoining
properties; and,
(b) Shrubbery shall be planted around the identification
signage, at the entry to the property, to buffer from
affected surrounding properties; the identification
sign shall not exceed square footage of 3' x 6' in
size.
(5) Lighting, on the site, and for the greenhouse, shall conform
to existing City Code lighting standards and requirements,
as set forth in Section 1508 of the code; all lighting shall
be shielded to diffuse lighting from surrounding properties.
(6) The applicant, under this Conditional Use Permit for
Stage I, shall be limited to the construction of one 2000
square foot accessory structure for uses, as permitted by
Code, other than those uses directly affiliated with the
operation of the greenhouse.
(7) No use allowed under this Conditional Use Permit shall cause
pollution nor shall any hazardous materials be stored on the
site, other than those required for operation of said
greenhouse.
(
it
NOW, THEREFORE, be it resolved by the City Council of the
City of Lake Elmo:
That a Conditional Use Permit, for construction of a 29,000 square
foot greenhouse structure and a 7,250 square foot steel pole building,
is hereby granted to Linder's Holding Co. (d/b/a Linder's Greenhouses,
Inc.) on the site heretofore legally described, contingent upon the
applicant meeting the conditions set forth in one through seven as
outlined above.
ADOPTED, by the City Council of the Ctiy of Lake Elmo this
19th day of July 1988.
Attes
Signed:
Arlyn CWrist, Mayor
nCJ
ity A ministrator
'COMPREHENSIVE PLAN AMENDMENT SIMPLE LOT DIVISION
ZONING DISTRICT AMENDMENT
TEXT AMENDMENT
XCONDITIONAL USE PERMIT-'F\rn'`r+`mvJ\—
VARIANCE * (See Below)
APPEALS
SITE & BLDG. PLAN REVIEW
SNORELAND PERMIT
APPLICANT: 47N AV!
(Name)
5/67/7
TELEPHONE:
( r4 P4
OWNER: /}66/4, O4Vir,/.Afei-,1,
' (Name)
TELEPHONE: /YO - ,i/ 7
PROPERTY LOCATION (Street Addr
<04e r'L! u - /S JIB
DESCRIPTION AND/ORREASON FOR
-}
LARGE LOT SUBDIVISION
SUBDIVISION
SKETCH
PRELIMINARY
FINAL
SUBDIVISION VARIANCE
FLOOD PLAIN CONDITIONAL
USE PERMIT
‘0InJ(1 275- 6./.I„b'h7f000k ph4,/, SS//J
(Address) (Zip)
(Work) `'XY-207 J (Home)
^/AEI YII
(Address) (Zip)
(Work) 719- 9703 (Home)
PROPERTY DESCRIPTION
BLK I(SEC TWP nn
III,-(:Lll:n S27T2PR21.
rxl'. 'r Nr1r I'1 'r?IFErnUr CONVF rn TO UAW
nil Hp m...30..-75 ,!e 1:)Il 7....1R-43:3 sn EXrr:.rvT.
P•r I Yrou rt.( & PLI OF 111E r'IH I.. Drsn
I, rmr1 ,'i ri 6i 1' W.1./4 CORMS! Or FtFCr':27 TIIN
1I!09UFF01 1 ';37"E ALU THEN LINE OF OD
E(jUabl Lite(Ordinance section):
ram-; /L Lake FLlti.0 (4i 064 G..a10 ) /0/i/ 3'r fi /- ZOO,aao ry /'/,
* VARIANCE REQUESTS: As outlined in Section 301.060 C. of the Lake Elmo
Municipal Code the applicant must demonstrate a hardship before a
variance can be granted. The hardship related to this application is
as follows:
In signing this application, I hereby acknowledge that I have read and
fully understand the applicable provisions of the Zoning and Subdivision
Ordinances and cprrent administrative procedures. I further acknowledge
the fee explanation as outlined in the application procedures and hereby
agree to pay all statements receive from the City pertaining to addition
application expense.
/44G,
Signatute of Appl
Sional.itr'Aof
;AGENDA TOPIC:
REQUEST FOR PLANNING COMMISSION REVIEW
Meeting Date:
Rezoning and Conditional Use Permit
Linder Greenhouses
7-11-88
ITEM 3C.
NO.
Please have available the materials submitted to you for the
June 27th meeting.
BACKGROUND INFORMATION
The Planning Commission, at its meeting of June 27th, continued the
Planning and CUP application based on the City Attorney's opinion to
delay action on any items for two weeks before a decision is made.
No further information submitted was required of the applicant.'
Upon receipt of the Planning Commission's recommendation, the Council
will receive a proposed Ordinance (for the rezoning), and a proposed
Resolution (for the CUP) allowing inclusion of conditions of the Permit.
C:TY OF LAKE ELMO
0=1DLcp .za: APPtzcAT:cN FORM
Comprehensive Plan Amendment
x Zoritq District Amendment
Text Amendment
x Conditional Use Permit
Conditional Use Permit (Renewal)
Variance
Appeals
Trailer Park
Planned Unit Development
Applicant LINDER'S GREENHOUSES INC.
(Name)
275 W. WHEELOCK PARKWAY ST.
(Address) (City)
aner
LINDER'S HOLDING CO:
(Name)
775 W. WHEELOCK PKWY ST.
(Address) (City)
Si cLe Lac Division
t Sub..-vis_on
Subdivision
Sketch
Preliminar
Final
Subdivision Var_anca
Flood Plain Conditional
Use Permit
Shoreland Permit
612-488-6717
PAUL MN 55117
(State)
PAUL MN 55117
(State)
(Phone)
(Zip)
(Phone)
(Zip)
for= /fo,..e ?fl Ztiq
Property location (Street Address and Legal Description)
cnnru nF 15 STREET NO. SEE ATTACHED LEGAL DISCRIPTION
. Description and/or Reason for Request (Cite Ordinance Section)
CnNGTSUCmtCN OW LTNfFR'S GRFENHOT1SFS TNC COMMERCIAL GROWING RANGE.
In signing this application, I hereby acknowledge that I have read and
fully understand the applicable provisions of the Lake Elmo Municipal Code
and current administrative procedures. I further acknowledge the fee
explanation as outlined in the application procedures and hereby agree to
r all statements received from the City pertaining to additional
�_olica ion expenses.
0
Signature of'Applicant
6-/1 71
Date
LAKE ELMO PLANNING COMMISSION MINUTES JULY 11, 1988 PAGE 3
Ann Bucheck was not in favor of the 830' long cul-de-sac because it
did not meet our code which requires a cul-de-sac to be 800 feet. She
stated a new development should meet the code and no variance should
be granted.
City Administrator Morrison recommended to leave the length of the
cul-de-sac up to the City Council, but to recommend the 24' road width
if this is what they wanted to see in this development. The Council
would have the PZ recommendation and would be receiving the VBWD
recommendations when they look at the plat. Bucheck and Williams did
not like approving the plat with contingencies. The PZ does not
comment on the the Final Plat. Lee Hunt responded because of the
timeframe we should rely on our city staff for the plat to meet the
contingencies.
M/S/F Williams/Bucheck - to table a decision on the preliminary plat
for Crombie 2nd Addition until additional ponding information is
received from the VBWD and City Engineer Bohrer and based on the City
Attorney's recommendation to wait -two weeks after the close of a
public hearing to make a decision. (Motion failed: 4-3-1<Johnson,
Stevens, Hunt><Abstain: Kunde: he could not make a decision because he
was not here for the public hearing>.
M/S/P Enes/Hunt - to recommend approval of the revised preliminary
plat for F.J. Crombie, 2nd Addition to the City Council: with the 5
outlots on the lake deeded to 5 noted properties across Cty State Aid
Hwy 13; every effort be made to preserve the exceptional character of
the land through the approval of a variance for a 24' wide road
designed to save the greatest number of trees beyond the paved surface; and the length of the cul-de-sac be determined by the City
Council; inclusion of the covenants provided in the Developers
Agreement be filed with the Plat; and based on the City Staff and City
Engineer's satisfaction of the plat meeting VBWD recommendations.
(Motion carried: 6-2<Bucheck: in a new subdivision they should have to
meet all the codes and variances should not be given where there are
no hardships, Williams: we have a tradition of waiting two weeks
before we make a decision and voting>).
M/S/F Bucheck/Williams - to ammend the above motion to recommend to
the City Council not to grant a variance as requested for the 830'
cul-de-sac, or for a variance to the 1% Rule. (Motion failed
2-6<DeLapp: hardship is the special nature of the terrain, Hunt: Some
of the 1% Rule will be covered with comments from the VBWD, Enes,
Johson, Kunde, Stevens›).
C. Rezoning and Conditional Use Pemit from RR to Ag for
Greenhouses, Applicant: Linder Greenhouse
Based on the City Attorney's recommendation, the Planning Commission
delayed action on this application for two weeks.
pity Administrator Morrison had disussed with the Linders and reported
that the Linder Greenhouse sign will be screened from the Lake Elmo
Regional Park, that on the north and west side there will be three
LAKE ELMO PLANNING COMMISSION MINUTES JULY 11, 1988 PAGE 4
rows of staggered evergreen trees and the lighting will conform to
code.
A letter was received from Director John Perkovich of the Washington
County Park System stating this application should be reviewed by the
Environmental Quality Review Board to see if it needs an EAW or EIS.
The City Administrator felt what the Linders are proposing, in the
present staged formula, is not of subtanceto receive an EIS. Rob
Linder stated that they have provided a plan for proper screening to
address the County's concern on the visability of the greenhouse from
the Park.
Dave Johnson felt this was an inappropriate use for this land, but
would like to see this commercial development along I-94 or Section
32. Rob Linder responded this was an agricultural business and only
allowed in an Ag zone. It is a business that has crops and is of a
low intensity use because the crops are harvested, and there is not
truck traffic every day --It is not a commercial business by the City's
Code definition.
Marge Williams felt greenhouses are a commercial use and can exist in
an Ag zone. The property is not currently Ag--it is Rural Residential
and she sees this area as a residential zoning. Because it is
adjacent to the park, she would rather see one house per ten acres
with equistrian trails. Marge also felt that no signage should be
allowed.
Chairman DeLapp felt the way the CUP is intended to be written is in
the flavor of the current comprehensive plan and would enhance it. If
RE zoning wasapproved, he might look differently at this application.
M/S/P Enes/Stevens - to recommend to the City Council rezoning 64
acres south of 15 Street N. for Linder's Greenhouse Inc. from Rural
Residential to Agriculture zoning. (Motion carried 4-3-1<Johnson:
there has to be some compelling reason for the rezoning of property
that has been in the Comp Plan as RR and the Regional Park does not
want that area as commercial development and that commercial
development should remain along I-94 or Section 32, Williams: comments
stated above, Bucheck><Abstain: Kunde>).
The Commission recommended the following to be addressed in the CUP:
landscape requirements, lighting as indicated by code, a 3'x6' sign
(maximum), no retail allowed, limit square footage of building size,
landowner maintain his remaining land in accordance with the required
practice of the Soil and Water Conservation District, no use allowed
under this CUP shall cause pollution nor shall any hazardous materials
be stored on the site and it is expressly understood by the Landowner
that any hazard to the health or welfare of the City could and would
be grounds for immediate revocation of this permit.
M/S/P Enes/Hunt - to direct the City Staff to turn the Planning
Commission's recommendations into a CUP Resolution to be presented for
the City Council's consideration on July 19th. (Motion carried
4-2-2<Bucheck: she voted against the rezoning, Williams: despite of
their time constraint, Marge felt it would have been better to have
LAKE ELMO PLANNING COMMISSION MINUTES JULY 11, 1988 PAGE 5
the opportunity to actually write up the CUP and review it before sent
to the CC.><Abstain:Johnson: because he doesn't agree with the
rezoning, Kunde>).
If the CUP is to be on the entire parcel, Lill Henderson questioned if
she could have an accessory structure because she has a couple of
horses. The Commission stated she could have one 2,000 sq.ft.
structure besides the greenhouse and this could be stated in the CUP.
4. Discussion: Residential Development; Co. Rd. 5 & Jamaca;
Will Stenzel
Will Stenzel asked for the PZ's opinions on a residential development
of approximately 33 acres of land on the northwest corner of Hwy 5 and
Jamaca. D. Beutel currently owns this property; however, Mr. Stenzel
advises he wil have ownership this week.
The northern portion of the property (approx. 16 acres) is currently
zoned R-1, and the southernly portion (approx. 14 acres) is an RR
zone.
The Commission was not in favor of rezoning the RR portion to R-1, but
would consider an alternate of 2 1/2 acres and 1 1/2 acre development
through a PUD. The Commission also recommended a landscaping berm
along Co. Rd. 5 and that a grading and landscaping plan for the
overall development, by PUD, be submitted.
5. Update on Residential Estates Zoning
City Administrator Morrison reported on a working session between City
Councilmembers Chuck Graves, Rose Armstrong and Planning Commission
members Lee Hunt and Ann Bucheck. The Committee questioned the areas
for RE zoning and they objected to gravel roads, having horses on 5
acres and requiring a landscaping plan. The Planning Commission felt
by deleting these special Conditions, which made the RE zoning unique,
would now be creating another option for R-1 zoning only on a larger
lot. The Commission was in favor of development restrictions, minimum
standards set for a landscape plan and have a Forester review it, and
24' wide serpentite roads and not straight for more than one block.
6.' Other
Planning Commission Ann Bucheck asked the Commission to recommend to
the City Council that the City Engineer not be the designer for any
project in the City because the City needs a person to be able to
check and review another Engineer's plan. This will be discussed at
another time.
M/S/P Hunt/Johnson - to adjourn the Planning Commission meeting at
11:00 p.m. (Motion carried 8-0).
REQUEST FOR PLANNING COMMISSION REVIEW
Meeting Date:
AGENDA TOPIC: Request for amendment to Sign Ordinance.
May 13, 1991
ITEM
NO.
8.
Attached is a letter the City received from Michael W. Lukin, 10759
10th Street N. regarding our sign ordinance .
As you can see by my letter to Mr. Lukin, I feel he does bring up some
points that the Commission may wish to discuss.
REQUEST FOR PLANNING COD'`?ISSION REVIEW
Meeting Date: Mav 13. 1991
AGENDA TOPIC: Joint Meeting with City Council/Planning
Commission and City Attorney
ITEM
NO. 9.
Jerry Filla, our City Attorney has suggested that we hold a joint
meeting to discuss the procedures the City uses in reviewing different
type of applications, public hearings, etc.
The council concurs with Jerry's suggestion and recommended that the
Planning Commission members (and City Council members) list the
subjects it would like to discuss so I can give Jerry some idea as to
what to prepare for.
If possible, I would like for you to have these suggestions to me no
later than May 15 so I can arrange this meeting.
REQUEST FOR PLANNING COM?ISSION REVIEW
(
AGENDA TOPIC:
May 27th Meeting.
Meeting Date:
May 13, 1991
ITc i
NO. 10.
As I mentioned to you previously, your second meeting this month falls
on a legal holiday. We cannot conduct any official business on a
holiday. Therefore you have the option of cancelling the meeting or
rescheduling it later in the week.
I have talked to several people who will not be available on Tuesday
the 28th, so if you want a meeting that week, it would have to be
Wednesday the 29th or Friday the 30th. (VBWD meets on Thursday).